Pellicano has submitted a new development application to Brisbane City Council for a 40-storey mixed-use tower at 55 Boundary Street, South Brisbane, known as Boundary House. The proposal seeks to deliver a subtropical vertical community that blends residential living, commercial space, and wellness uses in one integrated tower form.

The project sits within the Kurilpa Sustainable Growth Precinct, one of Brisbane's most rapidly intensifying inner-city neighbourhoods. According to the architectural statement prepared by MAS, the design intent is to create “a refined, climatically responsive building that reinforces South Brisbane's urban character while contributing positively to the skyline.”

The proposed development occupies a 3,645m² site at the corner of Boundary and Brereton Streets, replacing existing commercial uses. It includes a three-level podium designed to activate the street edge with a landscaped plaza, shaded arcades, and integrated retail spaces.

Architectural rendering of the external built form of the proposed Boundary House project.

The ground level would feature a food and beverage tenancy fronting Boundary Street, complemented by a civic plaza and shaded pedestrian connections. Vehicular access and loading facilities are proposed from Brereton Street, while 18 bicycle parks and 43 car spaces (including one PWD) are provided at grade. A 2,173m2 commercial tenancy will take up the entirety of level two.

Above the podium, the tower rises to 40 storeys containing residential apartments arranged around a central core. According to design documents, each typical floor plate accommodates up to 16 units, comprising a mix of studios, one- and two-bedroom apartments ranging from 35m² to 124m². The tower form is articulated by balconies, deep recesses, and shading fins to emphasise verticality and reduce solar gain.

MAS has incorporated extensive subtropical design principles into the project, including deep awnings, operable screens, and abundant greenery across podium terraces and tower levels. These elements collectively define the development's subtropical identity, improving thermal comfort and reducing mechanical cooling reliance.

Architectural rendering of the external built form of the proposed Boundary House project.

The façade adopts a curvilinear profile with light, reflective finishes designed to catch the changing daylight. At street level, tactile earthy materials anchor the podium and reference the surrounding built fabric. The architects describe the podium as a “civic base” designed to “enhance the pedestrian experience through soft landscaping, permeability, and shading.”

Landscape architecture firm CUSP has prepared a detailed concept plan outlining green interventions across all levels. Key features include:

• Ground level plaza with subtropical planting and informal seating zones
• Level 2 commercial terrace with planted edges and breakout areas for office tenants
• Level 4 health and wellness terrace integrating outdoor spaces for exercise and relaxation
• Tower-level balconies with cascading greenery
• Rooftop communal deck featuring a pool, outdoor dining, and gardens

Across the development, approximately 2,900m² of green areas are proposed, including 392m² of deep planting at ground and podium levels.

The tower combines residential, commercial office, food and beverage, and wellness functions. Levels 1–4 comprise podium uses including car parking, retail, office, and wellness facilities, while Levels 5–39 contain residential apartments. The rooftop (Level 40) includes communal recreation areas.

The gross floor area (GFA) totals approximately 41,714m², with a net saleable area (NSA) of 34,840m² and a site cover of 32%.

Pellicano Group is a long-established developer with projects across residential, commercial, and industrial sectors in Queensland and Victoria. Their Queensland portfolio includes South City Square in Woolloongabba, Perry House in Fortitude Valley, and Dwell student accommodation in South Brisbane. Boundary House continues Pellicano's focus on mixed-use, design-led developments in key urban renewal areas.